DEPARTMENT OF BUILDING REGULATIONS

Transcription

1 DEPARTMENT OF BUILDING REGULATIONS 1495 WEST LONGVIEW AVENUE SUITE 202A MANSFIELD, OHIO Phone (419) Fax (419) Guide for Obtaining a Residential Deck Plan Approval The following process outlines the steps required to obtain a building plan approval (the issuance of a permit) for construction of residential structures. This information is applicable to residential projects in Richland County with the exception of the City of Mansfield and the Village of Bellville. 1. Obtain a zoning permit from your local zoning inspector. A list of zoning inspectors is available on our website or by calling our office. Your local zoning inspector in cities and villages can also help you determine whether your project is located in a Special Flood Hazard Area (floodplain) and if any special construction is required. For projects located in the un-incorporated areas of the county (townships), this office enforces floodplain regulations. See step 3 below. 2. Complete a Residential Building Plan Approval Application. The application is available on our website or by calling our office. 3. Bring the completed application with two sets of building plans to our office. Please follow the attached Residential Building Plan Requirements to determine what items are necessary for plan approval. Major items to include are: a. Site plan showing all property lines, setbacks, elevations and grades, all existing and proposed structures and utilities. Show the location of the septic system if present. b. Deck Framing and Foundation Plan. c. Elevation views of all exterior sides of the proposed construction. d. Cross section of the proposed construction showing the foundation, floor framing, stairs, handrails, guardrails. Sample Deck drawings are included at the end of this document. At such time as a completed application, drawings, and a zoning permit have been submitted and all fees have been paid, the drawings will be reviewed. If the drawings cannot be approved or more information is required, the applicant will be notified with a list of correction items. Once the drawings have been approved, the applicant will be notified to pick up the approved drawings and site inspection sign off log. The approved drawings and site inspection sign off log must be kept on site for inspection purposes. Electronic Approvals may be applicable to your project. Please contact our office for details. M:\Checklists and Forms\Residential Deck Plan Requirements.doc Revised 11/14/2011 Page 1 of 3

2 Residential Deck Plan Requirements This checklist is used to detail building plan requirements and construction document details for residential deck plans and documents submitted for review. Fees must be paid at the time of application before plan and document review commences. Please submit two (2) sets of plans and documents. Plans shall be neatly drawn to a consistent and recognized scale (1/4 =1 minimum). Plans are required to contain adequate information to be properly reviewed. Referring to code sections in general does not allow us to review proposed methods of construction. Plans containing general code references will be returned for more specific information. Drawings shall be reviewed under the most current edition of the Residential Code of Ohio (RCO). General Plan and Application Information: 1. Address, contact information, and Ohio license number (if applicable) for: a. Owner, General, Electrical, Contractors 2. Complete and accurate directions to project site must be provided on the application. 3. Items to be noted on the first sheet: a. Index of Drawings b. Area in gross square feet 4. Approved Zoning permit for construction in zoned townships and municipalities. Site Plan: (minimum reqs. per RCO , No.2.) 5. Shall be drawn to a recognized scale. 6. Size and location of all existing and proposed structures. 7. All property and interior lot lines with distances from lot lines. 8. Setback and side yard dimensions. 9. Locations of nearest streets. 10. Established street grades. 11. Types and sizes of all utility lines. 12. Elevations of all proposed finished grades. 13. Floodplain location with base flood elevations, if applicable. Deck Plans: 14. Foundation Plan a. Post Hole Layout b. Post Hole Spacing c. Post Sizes 15. Floor Framing/Construction Plan a. Joist Size, Directions, and Spacing b. Decking Layout c. Locations of Doors and Stairs d. Handrail and Guardrail Locations e. Fixture and Receptacle Locations f. Locations of exterior doors adjacent to the deck. Structural Design Information: 16. Soil Bearing Pressure 17. Floor Live Loads 18. Lumber Sizes, Grades, and Species. Elevation View of Exterior: 19. Elevation Views of all sides of deck showing: a. Grade b. Deck c. House or other structure Cross Sections shall contain: 20. Footing size and depth 21. Post Size and Spacing 22. Exterior Grade 23. Beam/Girder Details 24. Ledger Board size and connection 25. Connection/Fastener Details for a. Posts to Beam / Girder b. Ledger Board c. Floor Joists d. Railings and Posts e. Stair Stringers / Treads / Risers 26. Floor Joist Size and Direction 27. Decking 28. Hand Rail Dimensions 29. Guard Rail Dimensions 30. Stair Tread and Riser Dimensions Other: Special Notes All Deck foundations shall comply with R o The minimum depth shall be 36 to the bottom of the footing for deck supported by a dwelling. o Per R Ex. No.2, Decks not supported by a dwelling need not be provided with footings that extend below the frost line. The minimum depth shall be 12 All lumber shall be pressure treated or decay resistant in locations defined by RCO Fasteners for pressure preservative and fire-retardant-treated wood shall be of hot-dipped galvanized steel, stainless steel, silicon bronze or copper per RCO M:\Checklists and Forms\Residential Deck Plan Requirements.doc Revised 11/14/2011 Page 2 of 3

3 SECTION 319 PROTECTION AGAINST DECAY Location required. In areas subject to decay damage as established by Table 301.2(1), the following locations shall require the use of an approved species and grade of lumber, pressure treated in accordance with AWPA C1, C2, C3, C4, C9, C15, C18, C22, C23, C24, C28, C31, C33, P1, P2 and P3, or decay-resistant heartwood of redwood, black locust, or cedars. 1. Wood joists or the bottom of a wood structural floor when closer than 18 inches (457 mm) or wood girders when closer than 12 inches (305 mm) to the exposed ground in crawl spaces or unexcavated area located within the periphery of the building foundation. 2. All wood framing members that rest on concrete or masonry exterior foundation walls and are less than 8 inches (203 mm) from the exposed ground. 3. Sills and sleepers on a concrete or masonry slab that is in direct contact with the ground unless separated from such slab by an impervious moisture barrier. 4. The ends of wood girders entering exterior masonry or concrete walls having clearances of less than 0.5 inch (12.7 mm) on tops, sides and ends. 5. Wood siding, sheathing and wall framing on the exterior of a building having a clearance of less than 6 inches (152 mm) from the ground. 6. Wood structural members supporting moisture-permeable floors or roofs that are exposed to the weather, such as concrete or masonry slabs, unless separated from such floors or roofs by an impervious moisture barrier. 7. Wood furring strips or other wood framing members attached directly to the interior of exterior masonry walls or concrete walls below grade except where an approved vapor retarder is applied between the wall and the furring strips or framing members Ground contact. All wood in contact with the ground and that supports permanent structures intended for human occupancy shall be approved pressure preservative treated wood suitable for ground contact use, except untreated wood may be used where entirely below groundwater level or continuously submerged in fresh water. SECTION R403 FOOTINGS R403.4 Exterior deck footings. Exterior deck footings of poured-in-place concrete shall be a minimum of 8 inches (203 mm) thick and extend below the frost depth per Table R301.2 (1). The diameter or width of the footing shall comply with Table R TABLE R403.4 MINIMUM FOOTING SIZE FOR DECK FOOTINGS WITHOUT ROOF LOADS EXTERIOR DECK AND PORCH FOOTING SIZE IN INCHES a,b Diameter Square Maximum tributary area allowed per post (square feet) 8 8x x x x x x x For SI: 1 inch = 25.4 mm, 1 square foot = m 2, 1 pound per square foot = g/m 2. a. Based upon 2,000 pounds per square foot soil bearing capacity. b. Based upon 40 pounds per square foot live load and 10 pounds per square foot dead load. M:\Checklists and Forms\Residential Deck Plan Requirements.doc Revised 11/14/2011 Page 3 of 3

4

5

6

7